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Property profile & analytics
FOR SALE
Office Spaces
1124 12Th St Modesto, CA 95354
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1363102
For Sale
1 / 2
$4,500,000
1124 12Th St, Modesto, CA 95354
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1913
Construction
WOOD
Total area
18,423 SF
Lot
0.64 ac (27,878 SF)
APN
105-021-009-000
UPID
US09-1363102
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.80M
CAP Approach
CAP
$3.96M
Comparable Approach
Comparable
$2.81M
Blend (final)
Blend
$3.80M
Owner & transaction history
9 Islands LLC · 2 yrs held
9 Islands LLC
since 2024
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.0M
+24.6%
Apartment house (5+ units)
$5.4M
+11.9%
Restaurant
$5.4M
+11.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Modesto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Modesto submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,800,000
ML approach
$3,800,000
CAP Approach
CAP Return
Estimation
6%
$4,285,000
6.5%
$3,955,000
7%
$3,670,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,815,000
Current use
MEDICAL BUILDING
$6,000,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,390,000
Change: +12% · Conversion: Moderate
RESTAURANT
$5,380,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,215,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.80M
Range $3.42M – $4.18M · ±10% · vs last sale $3.80M (Jun 28 2024)
Last sale anchor
$3.80M
Jun 28 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$206 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,993
Tax year 2024
Assessed value
$1,316,106
Assessed 2024
Previous assessed
$1,316,106
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$436,968
Assessed improvement
$879,138
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1913
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
18,423 SF
Lot
0.64 ac (27,878 SF)
APN
105-021-009-000
UPID
US09-1363102
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$6.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.4M
RESTAURANT
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1913
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
0.64 ac
Current owner
From public records · entity-resolved
9 Islands LLC
Entity
Mailing address
2100 GEER RD STE B, TURLOCK, CA 95382-2452
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
$3,800,000
9 Islands LLC
Casa Del Sol Ventures LLC
Grant Deed
$3,800,000 · Bank Of Stockton
Jul 6, 2022
$2,200,000
Casa Del Sol Ventures LLC
Martin J Ruddy III
Grant Deed
—
Jul 6, 2022
—
Ridge Sutter
Ridge Sutter
Intrafamily Transfer
related
—
Jun 27, 2018
—
Taxable Marital G Trust
Sutter T & D L/tr
Quit Claim Deed
related
—
Oct 16, 1997
—
Sutter Trust
Sutter,thomas R & Diana E
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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